Less than two years after submitting the original rezoning application, Bosa Properties and Army & Navy Properties have revised the proposal for their high-profile Cohen Block project, also known as the Army & Navy Redevelopment.
The subject site of the proposal is 8-36 W Cordova Street and 15-27 W Hastings Street, which have now been consolidated into 8 W Cordova Street and 15 W Hastings Street. The two properties are located back-to-back on the block between Abbott Street and Carrall Street, in the Gastown neighbourhood of Vancouver's Downtown Eastside.
The properties consist of the vacant Army & Navy store and a few adjacent heritage buildings. BC Assessment values 8 Cordova Street at $16,696,000 and 15 W Hastings Street at $14,192,000, for a total valuation of $30,888,000.
The project was hatched in 2021 when Jacqui Cohen — whose grandfather Samuel Cohen founded the Army & Navy discount department store chain in 1919 — met Colin Bosa — CEO of the company founded by his father Robert Bosa — and decided to partner on a redevelopment of the flagship store, after all of its stores were shuttered during the COVID-19 pandemic.
The partners unveiled a preliminary concept in 2021, held an open house in 2023, then submitted a formal rezoning application later that same year, as previously outlined by STOREYS. They have now revised their proposal and split the two-building project into two individual rezoning applications that the City says will be processed concurrently.
The 8-36 W Cordova Street site (north) and 15-27 W Hastings Street site (south) in Vancouver. / Arcadis, MGA, Army & Navy Properties, Bosa Properties
As was the case with the original rezoning application, the project consists of two buildings: the Cohen Block at 8 W Cordova Street and the Samuel Tower at 15 W Hastings Street. In the new proposal, the heights of both have been doubled and now primarily consist of rental housing, with a total of 738 rental units proposed.
Under the previous proposal, the Cohen Block was an 11-storey commercial building with 264,047 sq. ft of office space and 18,380 sq. ft of commercial space. The new proposal is instead for a 20-storey mixed-use building with 219 rental units (93 studio units, 93 one-bedroom units, 33 two-bedroom units, and zero three-bedroom units), a 179-unit hotel, 16,061 sq. ft of retail space, and 3,232 sq. ft of restaurant space.
According to the rezoning application, the 219 rental units would be comprised of 172 market units, 47 below-market units, 33 units provided at 80% of CMHC median rates, and 14 units provided at 50% of CMHC median rates.
The Cohen Block will reach a maximum height of 237.7 ft and also include 301 vehicle parking stalls and 364 bicycle parking spaces in a four-level underground parkade.
A ground-level rendering of Cohen Block (8-36 W Cordova). / Arcadis, MGA, Army & Navy Properties, Bosa Properties
A rendering of the Cohen Block proposed for 8-36 W Cordova Street in Vancouver. / Arcadis, MGA, Army & Navy Properties, Bosa Properties
On the other side, at 15 W Hastings Street, the developers had previously proposed the Samuel Tower as a 19-storey mixed-use building with 127 market rental units, 62 below-market rental units, and 5,042 sq. ft of commercial space. The new proposal is now for a 40-storey mixed-use tower with 549 rental units (107 studio units, 333 one-bedroom units, 79 two-bedroom units, and zero three-bedroom units) and 4,054 sq. ft of retail space.
According to the rezoning application, the 549 is comprised of 441 market rental units, 108 below-market units that will be operated by a non-profit (the BC Indigenous Housing Society), 85 units provided at 80% of CMHC median rates, and 23 units provided at 50% of CMHC median rates.
The Samuel Tower will reach a maximum height of 408 ft and also include 43 vehicle parking stalls and 807 bicycle parking spaces in a four-level underground parkade.
A ground-level rendering of Samuel Tower (15-27 W Hastings). / Arcadis, MGA, Army & Navy Properties, Bosa Properties
A rendering of the Samuel Tower proposed for 15-27 W Hastings Street in Vancouver. / Arcadis, MGA, Army & Navy Properties, Bosa Properties
"By redeveloping the site, we hope to be a catalyst for positive change in the Downtown Eastside and Gastown — bringing renewal to the area, embracing sustainable best practices, and investing in the physical preservation of heritage buildings that are in much need of repair," said Bosa Properties and Army & Navy Properties in their rezoning application. "While balancing the need for economic reconciliation and cultural legacy."
"Over recent years, this neighbourhood has been particularly challenged with limited economic activity, lack of diverse housing options, and limited public amenities and services for some of the most vulnerable populations of Vancouver," they added. "The housing crisis has elevated into a mental health and public safety crisis, with a significant impact on local retail. Vacancy rates in the Hastings Crossing exceeding 30% as of July 2024, greatly exceeding the healthy target vacancy rate of 5-7%. These issues challenge retail viability and the ability to create healthy communities."
Architectural drawings of the Samuel Tower and Cohen Block. / Arcadis, MGA, Army & Navy Properties, Bosa Properties
According to the City of Vancouver, the developers are proposing heights and densities in excess of what is currently permitted under the Downtown Eastside Plan. The substantial increase in height and density from the previous proposal has been made possible by the City's changes to its view cones policy last year, although this latest proposal still has some minor encroachments on some view cones.
After publishing the rezoning applications on March 19, the City will be hosting the Q&A period for the proposal from Wednesday, April 2 to Tuesday, April 15. The proposal will then go to the Vancouver Heritage Commission on May 5, before then going to the Urban Design Panel on May 7.
